Managing Property in a FEMA Floodplain: Simple Solutions
Managing property in or near a FEMA floodplain can be difficult. A floodplain designation can lower your property value and make it harder to sell, especially if even a small part of your land is in a floodplain. If someone buys the property and gets a mortgage, they’ll usually need to buy flood insurance. However, there are ways to reduce or remove the floodplain designation on your property. Here are the most common tools that can help.
If you need help with your property, don’t hesitate to contact us.
Common Floodplain Management Tools
- LOMA (Letter of Map Amendment)
A LOMA is used to correct FEMA’s floodplain map if it shows your property is in the floodplain when it actually isn’t. This tool is only for properties that haven’t been raised with fill. You don’t need local approval before sending it to FEMA. Once FEMA approves a LOMA, you won’t need flood insurance anymore. This is a common option for single-family homes but can also be used for multiple lots or larger developments. - LOMR-F (Letter of Map Revision based on Fill)
A LOMR-F is similar to a LOMA, but it applies if you’ve raised your property with fill to get it above the floodplain’s base flood elevation (BFE). Before sending this to FEMA, you need approval from your local floodplain administrator. Once FEMA approves it, flood insurance is no longer required for the raised part of your property. This tool is often used for residential lots but can also work for larger developments. - Elevation Certificate
An Elevation Certificate is a document prepared by a licensed engineer or surveyor. It shows how high your property is compared to the base flood elevation. You submit it to your lender, and it can help lower your flood insurance premiums if your property is higher than the flood risk level. However, it doesn’t remove the flood insurance requirement if your property is still in the floodplain. - CLOMR (Conditional Letter of Map Revision)
A CLOMR is used for planned changes to a floodplain, such as during a land development project. It needs local approval before being sent to FEMA. FEMA’s approval of a CLOMR means that, if the project is built as planned, FEMA will later approve a full revision to the floodplain map (LOMR). A CLOMR doesn’t change the flood insurance requirements, but it can help make a property more attractive to buyers by showing that FEMA supports future changes to the floodplain. - LOMR (Letter of Map Revision)
A LOMR is used after a project is completed, like floodplain reclamation or roadwork, to make permanent changes to the floodplain map. Once FEMA approves it, they’ll update the flood map and remove flood insurance requirements for the areas no longer in the floodplain. A LOMR is the most powerful tool for removing properties from FEMA’s Special Flood Hazard Area (SFHA) and no longer requiring flood insurance.
How We Can Help
Dealing with FEMA floodplains can be tricky, but these tools can help make your property more valuable and easier to sell. Whether it’s a single lot or a large development, we can guide you through the process of managing or removing the floodplain designation. Contact us today to find out more and get the assistance you need.find more information at FEMA flood map service
What Is a Floodplain?
A floodplain is a low-lying area located next to a river, lake, or body of water that can be prone to flooding, especially during periods of heavy rainfall or elevated water levels. In Texas, these areas are often classified as the 1% Annual Chance Floodplain, commonly referred to as the 100-year Floodplain, as defined by FEMA.
How Can I Tell If My Property Is in a Floodplain?
You can check if your property is within a floodplain by using the Texas Floodplain Interactive Map or by reaching out to your local Floodplain Administrator for guidance.
What’s the Flood Risk If My Home Is in the 1% Annual Chance Floodplain?
If your home is located in the 1% Annual Chance Floodplain, there’s a 1% likelihood of flooding every year. Over a typical 30-year mortgage, this translates to a 26% chance of experiencing a flood. The precise flood risk will depend on the specific location of your property within the floodplain.
Who Is Eligible to Purchase Flood Insurance? When Is It Required?
In Texas, flood insurance is available to any property owner within a community participating in the National Flood Insurance Program (NFIP), regardless of whether the property is within the floodplain. However, if your property is in the 1% Annual Chance Floodplain and you have a federally-backed mortgage, buying flood insurance is required by law.
How Do I Get Flood Insurance?
To find out more about purchasing flood insurance and to locate an agent, visit FloodSmart.gov. You can also contact any local insurance agent to inquire about coverage options.
What If I Disagree with My Lender About Being in a Floodplain?
If you believe that your property has been incorrectly identified as being in a floodplain, you can request a flood zone change through FEMA’s Letter of Map Change (LOMC) process. To start this process, contact your local Floodplain Administrator or visit FEMA’s website for instructions on how to apply for an LOMC.
What Are the Risks of Building a Basement in a Floodplain?
Constructing a basement below the Base Flood Elevation (BFE) increases the risk of flooding and potential damage to your property. In Texas, the lowest floor of a new basement must be elevated at least one foot above the BFE to minimize flood damage. Failing to meet this elevation standard could leave your building vulnerable to flooding and result in higher flood insurance premiums. Most local floodplain management rules prohibit basements that do not comply with these standards.
For non-residential buildings, it may be possible to floodproof a basement, but the floodproofing methods must be approved and certified by a professional engineer or architect.
What Should I Do if My Home Is in the Floodway?
Floodways are extremely hazardous, and Texas regulations prohibit new residential buildings in these areas. If your property is already in a floodway and it experiences significant damage, or if you’re considering major improvements, you may need to bring the structure into full compliance with local floodplain regulations. Depending on the damage or changes, you may not be allowed to rebuild at the same location. It’s essential to consult with your local Floodplain Administrator to understand the specific rules and your options.
How Do I Apply for a Floodplain Development Permit?
To apply for a floodplain development permit, contact your local Floodplain Administrator. This permit is required for any new construction or modifications within a designated floodplain.
What Is an Elevation Certificate, and How Do I Obtain One?
An Elevation Certificate may be necessary if you’re seeking to lower your flood insurance premium based on the elevation of your building or if you’re requesting a Letter of Map Change (LOMC). Additionally, if you’re building new construction in a floodplain, an Elevation Certificate is required to comply with local floodplain management regulations.
The certificate must be completed by a licensed land surveyor, engineer, or architect, or by a local official authorized to manage floodplain matters.
How Do I Obtain a Base Flood Elevation (BFE) Determination for My Property?
If your property is located in an area with basic flood studies (Zone A), you can contact the U.S. Army Corps of Engineers, FEMA, or a registered professional engineer to obtain a BFE determination. For more detailed flood studies, BFE information is typically available in the Flood Insurance Study (FIS) and the Flood Insurance Rate Map (FIRM), which can be downloaded from FEMA’s Map Service Center.
How Can I Protect My Family from Tornadoes If I Live in a Floodplain Without a Basement?
If your property is in a floodplain and you can’t have a basement, the safest place to take shelter during a tornado is a structurally reinforced safe room within your home. This room should be designed to withstand high winds, even if it’s not underground. You can also explore options for community safe rooms or apply for federal assistance to construct one. For more information on safe room construction, visit FEMA’s guide on Building a Safe Room for Your Home or Small Business.
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